Loading...
HomeMy WebLinkAbout50 - PH-3 - Attachment 9 - 11/3/2015PLANNING COMMISSION AGENDA REPORT MEETING DATE: SEPTEMBER 28, 2015 ATTACHMENT 9 ITEM NUMBER:-� SUBJECT: PLANNING APPLICATION PA -11-03- CONDITIONAL USE PERMIT FOR A PRIVATE HELISTOP FOR LEADING EDGE AVIATION SERVICES 3132 AIRWAY AVENUE DATE: SEPTEMBER 17, 2015 FROM: PLANNING DIVISION/DEVELOPMENT SERVICES DEPARTMENT PRESENTATION BY: MEL LEE, SENIOR PLANNER FOR FURTHER INFORMATION CONTACT: MEL LEE, AICP (714) 754-5511 mel.lee@costamesaca_gov PROJECT DESCRIPTION Conditional Use Permit to install a 40 -foot (long) x 40 -foot (wide) helistop on the roof of an existing industrial building. The. helistop will be located on a 6 -foot high platform on the roof of an existing 19 -foot high building. The proposed helistop was conceptually approved in 2011 by the Airport Land Use Commission (ALUC) and conditionally approved by the Federal Aviation Administration (FAA). This project was originally heard by the Planning Commission on August 8, 2011, who recommended denial of the project to the City Council, and subsequently withdrawn by the applicant prior to being heard by the City Council. The applicant is re -submitting the project for consideration by the Planning Commission and City Council. APPLICANT The applicant is Kevin A. Coleman, who is also the owner of the property. RECOMMENDATION Recommend approval or denial of the helistop to the City Council by adoption of Planning Commission resolution. — 101-- BACKGROUND Site Location The property is located on the east side of Airway Avenue, between Baker Street and Fischer Avenue. The property is zoned MP (Industrial Park), approximately 2.4 acres in size, and contains an existing one-story, 37,955 square foot industrial building. The subject property abuts John Wayne Airport (JWA) to the east. On April 1, 2011, the City issued building permits for a tenant improvement for Leading Edge Aviation Services. Leading Edge Aviation Services paints civilian and military aircraft at facilities around the world; however, no painting of aircraft is proposed at this location - this location is for storage of materials and offices only. The tenant improvement included a second story, 980 square foot addition for the CEO's office at the northeast end of the building (see site photos Attachment 2). This tenant improvement was finaled in October 2011. The second phase of the tenant improvement was to be the construction of the helistop on the southeast end of the existing building for the CEO's private helicopter. Per Zoning Code Section 13-30(82), heliports and helistops require the approval of a conditional use permit. City Council as the Final Review Authority Typically, the Planning Commission is the final review authority for CUP's unless the Commission's action is appealed or called up for review by the City Council. However, Public Utilities Code Section 21661.5(b) stipulates that final approval of the helistop is by the City Council, unless said approval is specifically delegated by the Council to the Commission. The specific PUC provision is summarized below: 21661.5. (a) No political subdivision, any of its officers or employees, or any person may submit any application for the construction of a new airport to any local, regional, state, or federal agency unless the plan for construction is first approved by the board of supervisors of the county, or the city council of the city, in which the airport is to be located and unless the plan is submitted to the appropriate commission exercising powers pursuant to Article 3.5 (commencing with Section 21670) of Chapter 4 of Part 1 of Division 9, and acted upon by that commission in accordance with the provisions of that article. (b) A county board of supervisors or a city council may, pursuant to Section 65100 of the Government Code delegate its responsibility under this section for the approval of a plan for construction of new helicopter landing and takeoff areas, to the county or city planningagency. Because the City Council does not have a formal policy delegating the approval of heliports or helistops to the Planning Commission, it is necessary that the Council take final action on the CUP. Planning Commission Recommendation of Denial to City Council On August 8, 2011, Planning Commission considered the request. One member of the public spoke in opposition to the request during the hearing. The Commission recommended denial of the project to the City Council on a 3-1 vote (Commissioner Fitzpatrick voting no, Commissioner Salcedo absent). The Planning Commission's recommendation of denial was based on the following: • The Planning Commission was concerned that potential noise impacts of the proposed helistop to surrounding properties had not been identified or analyzed, due to the fact that at the time the project went before the Planning Commission, a noise study had not been prepared; • The Planning Commission was concerned that, although the subject site is not part of the JWA property or airport facility, the proposal constituted an expansion of aircraft activities beyond the existing footprint of JWA; ■ The Planning Commission was concerned that potential changes in the type of helicopter, i.e., the "quiet" helicopter proposed by the applicant (see photo in Attachment 3) versus the potential for a different, noisier, helicopter, could result in additional noise impacts to surrounding properties; and ■ The Planning Commission was concerned that the proposed use, i.e., a private helistop facility, provided no benefit to the citizens of Costa Mesa compared to helipads/helistops utilized by hospitals or law enforcement agencies. The August 8, 2011 Planning Commission staff reports and meeting minute excerpts are attached to this report for reference. The reports, meeting minutes, and video can also be found on the City's website at the below link: hftp://www.costamesaca.goviindex.asiDx?page=1 822 The project, with the Planning Commission's recommendation for denial, was scheduled for the November 1, 2011 City Council hearing. Between the time the Planning Commission considered the project and it was scheduled for City Council, the following public correspondence in opposition to the project were received as listed below (copies are attached to this staff report — Attachment 5): 1. Letter from the Mayor of Newport Beach dated August 5, 2011 — note that an email was also provided by the Newport Beach Community Development Director dated September 11, 2015 affirming that the City remains opposed to the proposal; 2. Email from the owner of 3100 Airway Avenue dated August 8, 2011; 3. Letters from Robert C. Hawkins (who also spoke at the hearing) dated July 21, 2011 and August 8, 2011; 4. Letter from the owner of 182 Brandywine Terrace date August 23, 2011; and 5. Email from the owner of 3136 Airway Avenue dated October 18, 2011. The applicant requested several continuances before withdrawing the item from the City Council Calendar on June 19, 2012. In the interim, 6 additional public correspondence -- 1D13- opposing the project were received (copies are attached to this staff report — Attachment 5): 1. Letter from the owner of 3140 Airway Avenue dated February 6, 2012; 2. Letter from the owner of 3198-M Airport Loop Drive dated March 5, 2012; 3. Letter from the owner of 3136 Airway Avenue dated, March 6, 2012; 4. Additional letters from Robert C. Hawkins dated March 2, 2012 and June 12, 2012; and 5. Additional email from the owner of 3136 Airway Avenue dated June 27, 2012. Because of the amount of time that has elapsed between the time the project was last considered at a public hearing, it is being brought back to the Planning Commission for recommendation to the City Council. All of the above commenters will receive notice of the Planning Commission hearing date. ADDITIONAL BACKGROUND INFORMATION What is a helistop? A helistop is a landing place for helicopters, often on the roof of a building or some other limited access area. There are a number of different terms to describe similar facilities, including "heliport" and "helipad". The applicant's supporting documents, which are attached to the August 8, 2011 staff report (Attachment 10), explains that the facility will be specifically used for limited takeoffs/landings, rather than house other related activities such as maintenance, refueling, and storage, which is normally associated with a heliport; additionally, the facility is for private use and not open to the general public. For clarity, the term "helistop" is used to describe the proposed facility in this report. Other Regulatory Agencies Because of the proximity of the helistop to John Wayne Airport, the proposed facility is regulated by the California Public Utilities Code (PUC) and, in addition to City approval, requires approval by the Airport Land Use Commission for Orange County (ALUC), Caltrans Division of Aeronautics, and the Federal Aviation Administration (FAA). In 1975, ALUC adopted the Airport Environs Land Use Plan (AELUP) which specifies permitted uses in proximity to the airport. The uses include the following general provisions: 1. Uses not deemed to create adverse noise impacts. 2. Uses that will not concentrate people in areas with high potential for aircraft - related accidents. 3. Uses that will not adversely affect navigable airspace or aircraft operations. A detailed description of the proposed facility was submitted to ALUC and their determination that the facility was compatible with the AELUP is attached to the August 8, 2011 staff report (see Attachment 10). ANALYSIS If the Commission were to recommend approval of the request, the following information is provided: Current Status of ALUC approval The Airport Land Use Commission for Orange County ALUC determined that the ro osed facility is consistent with the Airport Environs Land Use Plan for John Wayne Airport (AELUP), as well as the AELUP for Heliports, on July 21 2011. According to ALUC, the approval is still valid. The ALUC determined that the proposed helistop was consistent with the AELUP, on a 4-1 vote. The determination that the project was consistent with the AELUP included the following: Although Mariners Christian School is approximately 900 feet to the west of the subject property, the school will not be underneath any flight paths for the proposed facility (see Attachment 3). Potential noise impacts by the proposed use will be negligible due to the location of the facility, surrounding uses, and the approach and departure paths used for the facility (see Attachment 7). The proposed approach and departure paths will correspond to existing helicopter paths designated by the airport and will be in compliance with FAA regulations, The applicant has obtained conditional approval from Caltrans Division of Aeronautics on March 13, 2011, and an acceptable airspace study determination from the Federal Aviation Administration (FAA) on June 11, 2011. Staff contacted Lea Choum, Land Use Manager of JWA, on September 15, 2015 and confirmed that the determination of the ALUC remains valid since there have been no changes to the project (see Attachment 5). The applicant's noise study dated August 24, 2011, which is being updated, concluded that there would be no si nificant noise impacts to surrounding ro erfies as a result of the helistop operations. After the August 8, 2011 Planning Commission meeting, the applicant prepared a noise study for the City Council's consideration, which was withdrawn prior to the public hearing (see Attachment 7). The noise study, prepared by Acoustics Group Inc., concluded that there would be no increase in noise impacts to surrounding uses (including noise -sensitive uses such as the nearby Mariner's Christian School) because the subject site is within the 65 dB Community Noise Equivalent Level (CNEL) noise contour of JWA, and that the helistop nose would be below this City, County, and FAA noise standard for sensitive receptors. At Mariner's Christian School, the existing CNEL from JWA is 62 dB. Future helistop operations would produce a CNEL of 46.1 dB at the school, approximately 16 dB below existing airport noise levels. As noted earlier, the noise study is in the process of being updated by the consultant and will be presented at the September 28, 2015 meeting. —165- OwnerlO erator is required to fully comply with conditions required by Caltrans and the FAA. The helistop design is based on the Caltrans Division of Aeronautics design criteria. Other than standard conditions related to future changes in operations and aesthetic issues, staff is not recommending additional conditions related to the use/operation of the helistop that would be above and beyond those required by Caltrans or the FAA. The modifications to the building exterior to accommodate the helistop will not be visually intrusive to the existing development or surrounding properties. According to the applicant, the facility will consist of a 40 foot long by 40 foot wide metal rooftop landing pad, standard helistop lighting (i.e., lighted wind cone, green perimeter lights and red obstruction lights), and standard pad markings. A diagram showing the proposed pad markings is included in Attachment 6. The overall elevation above ground level of the helistop is 25 feet, approximately 6 feet over the roof of the existing industrial building, which is approximately 19 feet in height. The pad will be supported by steel beams, the footings for which were previously installed for the pad. If approved, staff is requiring the beams to be painted to match the existing building. It is not possible to screen the helistop since any elements extending above the helistop level would be considered obstructions and would not be allowed by the FAA or Caltrans Division of Aeronautics. The helistop and the surrounding environment have been very carefully designed to meet all airspace obstruction -clearance requirements. Thepresence of the helicopter on the roof of the buildinq will not create an adverse visual impact to surrounding properties due to itsproximity to the air ort and distance from Airway Avenue, The proposed helistop is approximately 225 feet from the front property line, toward the southerly rear of the existing building. As noted earlier, the proposed helistop will have an overall elevation above ground level of 25 feet, approximately 6 feet above the roof of the existing building. The use of the helistop is fora rivate helicopter only — the facility will not be open to the general public, i.e. a heliport. According to the applicant, the use of the facility will vary depending upon the business owner's travel needs. A maximum of 2 arrivals and 2 departures per day with a maximum of 3 arrivals and 3 departures per week are anticipated for the helistop. Hours of operation will be 7:00 am -7:00 pm, Monday through Sunday. This is reflected in the conditions if the Planning Commission recommends approval. No fueling, maintenance, or repair facilities are proposed. According to the applicant the facility will be used for arrivals and departures of the helicopter only. No fueling or maintenance activities will occur on the site. GENERAL PLAN CONFORMITY In accordance the General Plan Land Use Element, the use is required to comply with the State permitting procedures and with all conditions of approval imposed and/or recommended by the Federal Aviation Administration, the Airport Land Use Commission for Orange County, and the Caltrans Division of Aeronautics.' With these approvals in place, the use will be in conformance with the City's General Plan, if the Planning Commission chooses to recommend approval of the project. ENVIRONMENTAL DETERMINATION The project has been reviewed for compliance with the California Environmental Quality Act (CEQA), the CEQA Guidelines, and the City environmental procedures, and has been found to be exempt from CEQA under Section 15311, Class 11, Accessory Structures if the Planning Commission recommends approval of the project. If the project is denied, it is exempt from the provisions of CEQA Section 15270(a) for Projects Which Are Disapproved. LEGAL REVIEW The City Attorney has reviewed the resolutions and they have been approved as to form by the City Attorney's Office. PUBLIC NOTICE Pursuant to Title 13, Section 13-29(d), of the Costa Mesa Municipal Code, three types of public notification have been completed no less than 10 days prior to the date of the public hearing: 1. Mailed notice. A public notice was mailed to all property owners within a 500 - foot radius of the project site. The required notice radius is measured from the external boundaries of the property. (See attached Notification Radius Map.) 2. On-site posting. A public notice was posted on the street frontage of the project site. 3. Newspaper publication. A public notice was published once in the Daily Pilot newspaper. As discussed earlier in this report, notice was also provided to all persons who submitted prior correspondence for the project. ALTERNATIVES The Planning Commission has the following alternatives: 1. Recommend approval of the facility to the City Council as proposed by the applicant; or 2. Recommend denial of the facility to the City Council as proposed, based on the concerns raised by the Planning Commission at the August 8, 2011 meeting as discussed earlier in this report. Costa Mesa General Plan Land Use Element, Pages LU -15 and LU -16. _107- CONCLUSION Staff is requesting that the Planning Commission provide a recommendation to the City Council as to the approval or denial of the requested conditional use permit for the private helistop facility. MEL LEE, AICP CLAIRE FLYNN, AI P Senior Planner Asst. Development Services Director Attachments: 1. 3. ute 4. s 5. in der 6. -Pt'a lr 7. Noise Study 8. August 8, 2011 Planning Commission Meeting Minute Excerpts 9. August 8, 2011 Planning Commission Resolution 10. August 8, 2011 Planning Commission Reports and Attachments Distribution: Director of Economic & Development Services/Deputy CEO Assistant Development Services Director Senior Deputy City Attorney Public Services Director City Engineer Transportation Services Manager Fire Protection Analyst File (2) Distribution List ATTACHMENT 7 Cornrnitarito in AcOIIrt1C16. Noire a& Yibcation August 24, 2011 Mr. Kevin A. Coleman Net Development Company 3130 Airway Ave Costa Mesa, CA 92626 City of Costa Mesa Deveioprnent Sery1cgs D oartment AUG Z .4 2911 Subject: Analysis of the Proposed Net Development Company Helistop Project in Costa Mesa, CA. Reference: Net Development Company Heiistop Specifications prepared by Heliplanners, dated March 15, 2011. Dear Mr. Coleman: Acoustics Group, Inc., (AGI) has reviewed the referenced information and analyzed the noise from the proposed Heiistop project. Because of the proximity of the project to Orange County John Wayne Airport (SNA), the noise produced by helistop operations is expected to be overshadowed by the existing and future noise of the airport. This letter report provides a summary of the noise levels expected to be generated by the helistop and a comparison with the SNA noise contours. The project site is located at 3132 Airway Avenue, in the City of Costa Mesa. As shown in the vicinity map in the Attachment, the site is located northwest of SNA. Landuses to the north, west, and south of the site are industrial. There are no residential receptors or other noise sensitive receptors located immediately adjacent to the project site. However, Mariner's Christian School is located approximately 1,000 feet west of the project site at 300 Fischer Avenue. August 24, 2011 2102 Business Center Drive, Suite 130 Irvine, CA 92612 877.595.9988 - Voice 877.595.9989. Fax Net Development Company Helistop Project in Costa Mesa, CA The Federal Aviation Administration's Integrated Noise Model (INM) Version 7.0 was used to determine the future noise levels from the project. A Eurocopter BC -135 helicopter will be used by the applicant at the helistop. The helistop approach tracks are from the north and southwest a 175 degree and 40 degree true headings, respectively. Final approach slopes for both approach tracks were modeled using default values of 8 to 1. Departures are on the same path, but with opposite headings. The locations of the flight tracks relative to the project site are shown in the Attachment. A maximum of 2 arrivals and 2 departures per day with a maximum of 3 arrivals and 3 departures per week are forecasted for the helistop. All operations would occur during the daytime between 7am and 7pm. The arrivals and departures were assumed to be continuous over a 12 month period and evenly distributed over 365 days per year. Figure 1 shows the 65 and 60 dBA CNEL noise contours that would be generated by helistop operations in relation to the existing land use and SNA noise contours. As shown in the figure, the future CNEL from Helistop operations would be less than the CNEL generated by aircraft operations at SNA. Additionally, helistop noise would be below the City, County and FAA noise standards of 65 dB CNEL for sensitive receptors. At Mariners Christian School the existing CNEL from SNA airport operations is 62 dB CNEL. Future helistop operations would produce a CNEL of 46.1 dB at the school, approximately 16 dB below existing airport noise levels. Noise generated by future helistop operations would not result in significant noise impacts at the project site and adjacent properties. CONCLUSION Analyses have been conducted to evaluate the fuuture noise level that would be generated by the Net Development Company Helistop. The analyses considered the helicopter type, forecasted daily operations, approach and departure tracks, and default operational profiles. Results of the INi+,I modeling indicated that the future CNEL generated by helistop operations would be below existing aircraft noise levels from SNA and would also comply with all City, County and applicable exterior CNEL standards for noise sensitive receptor locations. Future Helistop noise levels would be 46.1 dB CNEL at Mariner's Christian School and would be approximately 16 dB below existing aircraft noise levels from SNA. In addition, future helicopter fight tracks would not pass over the school site. Noise generated by future helistop operations would not result in significant noise impacts at the project site and adjacent properties. August 24, 2011 —110— 2102 Business Center Drive, Suite 130 Inline, CA 92612 877.595.9988 - Voice 877.595.9989 - Fax Net Development Company Helistop Project in Costa Mesa, CA Please contact Mr. Robert Woo at 877-595-9988 if you have any questions regarding this report. Sincerely, AcousriCs GROUP, INC. C-/- -/ '4' Robert Woo Principal Consultant August 24, 2011 --IIOa- liC40tTSTICl3 C,, F. Ch 1 -1, -.fl. ti C: 2102 Business Center Drive, Suite 130 Irvine, CA 92812 877.595.9988 • Voice 877.598.9989 • Fax Net Development Company Helistop Project in Costa Mesa, CA Figure 1. Predicted Net Development Company Hefistop Noise Levels. August24, 2011 2102 Busin ess Center Drive, Suite 130 Irvine, CA 92612 877.595.9988 - Voice 877.595.9989. Fax August 24, 2011 Net Development Company iia isiop Project in Costa Mesa, CA ATTACHMENT ACOUt3TZC9 . _ 1102 Business Center .Drive, Suite 130 Irvine, CA 92612 877.595.9988 • Voice 877.595.9989 - F3x ATTACHMENT 8 08-08-11 PC Minute Excerpt for PA -11-03 - Unofficial Until Approved 5. Application No.: Site Address: Applicant: Zone: Project Planner: Environmental Determination: PA -11-03 3132 Airway Avenue Kevin Coleman MP Mel Lee Exempt Description: Conditional use permit to install a 40 foot (long) x 40 foot (wide) helipad/helistop on the roof of an existing industrial building. The helistop will be located on a 6' high platform on the roof of an existing 19' high building. The proposed helipad has been approved by the Airport Land Use Commission and conditionally approved by the Federal Aviation Administration. Kevin Coleman, applicant, discussed the private property use of the proposed facility; noise impacts; the flight path used by John Wayne Airport; and receiving approval from the other regulatory agencies. Robert C. Hawkins of the Law Offices of Robert C. Hawkins, representing individuals and several groups including Mariners Community Association and AirFair, discussed his objection to staff's recommendation of approval and of the finding of exemption from CEQA. The Commissioners discussed their concerns relating to the airport footprint, noise impacts, and if this use is good for Costa Mesa. MOTION: Recommend that the City Council deny Planning Application PA -11- 03, by adoption of Planning Commission Resolution PC -11-33, based on the evidence in the record and the denial findings contained in Exhibit "A". Moved by Vice Chair Sam Clark, seconded by Chair Colin McCarthy. During discussion on the motion, Commissioner Fitzpatrick made a substitute motion. SUBSTITUTE MOTION: Delay the decision tonight until such time the Commission can clarify and understand the issues of the City of Newport Beach and AirFair. Direct staff to work with the City of Newport Beach and AirFair to obtain their official positions. The substitute motion died for lack of a second. -1 H- Commissioner Fitzpatrick reiterated his non-support of the motion. The Chair and Vice Chair Clark said this application will go before the City Council, the policy-making body. Deputy City Attorney Bettenhausen clarified the original motion and the Chair agreed. The motion carried by the following roll call vote: Ayes: Chair Colin McCarthy, Vice Chair Sam Clark, and Commissioner Robert Dickson Noes: Commissioner Jim Fitzpatrick Absent: Commissioner Edward Salcedo. The Chair explained the appeal process. ATTACHMENT 9 RESOLUTION NO. PC -11- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF COSTA MESA RECOMMENDING THAT THE CITY COUNCIL DENY PLANNING APPLICATION PA -11-03 FOR A CONDITIONAL USE PERMIT FOR A HELISTOP AT 3132 AIRWAY AVENUE THE PLANNING COMMISSION OF THE CITY OF COSTA MESA HEREBY RESOLVES AS FOLLOWS: WHEREAS, an application was filed by Kevin A. Coleman, owner of real property located at 3132 Airway Avenue, requesting a Conditional Use Permit (CUP) to allow the construction and operation of a 40 foot (long) x 40 foot (wide) helistop on a 6 -foot high platform. The helistop has an overall elevation 25 feet above ground level as it is located on the rooftop of an existing 19 -foot tall industrial building. The facility will generally average three landings and three departures per week with actual activities varying from day to day. Hours of operation will be 7:00 am -7:00 pm, Monday through Saturday, and 7:00 am to 7:00 pm on Sunday; WHEREAS, a duly noticed public hearing was held by the Planning Commission on August 8, 2011. BE IT RESOLVED that, based on the evidence in the record and the findings contained in Exhibit "A", the Planning Commission hereby recommends that the City Council deny Planning Application PA -11-03 with respect to the property described above. PASSED AND ADOPTED this 8th day of August, 2011. Olin N1cCarthy, Chair Costa Mesa Planning Com ion —) 1(0— STATE OF CALIFORNIA ) )ss COUNTY OF ORANGE ) I, Claire Flynn, secretary to the Planning Commission of the City of Costa Mesa, do hereby certify that the foregoing Resolution was passed and adopted at a meeting of the City of Costa Mesa Planning Commission held on August 8, 2011, by the following votes: AYES: COMMISSIONERS: MCCARTHY, CLARK, DICKSON NOES: COMMISSIONERS: FITZPATRICK ABSENT: COMMISSIONERS: SALCEDO ABSTAIN: COMMISSIONERS: NONE 6l:��� _ Secretary, Costa Mesa Planning Commission EXHIBIT "A" FINDINGS PA -11-03 A. The proposed project does not comply with Costa Mesa Municipal Code Section 13-29 (e) because: a. The proposed use is not compatible and harmonious with uses both on site and those on surrounding properties. b. The project is not consistent with the General Plan. B. The information presented does not comply with Costa Mesa Municipal Code Section 13-29(g)(2) because the proposed use is not compatible with developments in the same general area. Granting the conditional use permit will be detrimental to the health, safety and general welfare of the public or other properties or improvements within the immediate vicinity. Granting the conditional use permit will allow a use, density, or intensity which is not in accordance with the General Plan designation for the property. C. The Costa Mesa Planning Commission has recommended denial of PA -11-03. Pursuant to Public Resources Code Section 21080(b)(5) and CEQA Guidelines Section 15270(a), CEQA does not apply to this project because it has been rejected and will not be carried out. ATTACHMENT 1 Q PLANNING COMMISSION SUPPLEMENTAL (MEMORANDUM 3L - MEETING DATE: AUGUST 8, 2011 SUBJECT: PLANNING APPLICATION PA -11-03 FOR A PROPOSED HELISTOP 3132 AIRWAY AVENUE DATE: AUGUST 1, 2011 ITEM NUMBER: FOR FURTHER INFORMATION CONTACT: MEL LEE, AICP, SENIOR PLANNER (714) 754-5611 (mleeAci.costa-mesaaxa.us) Attached is additional analysis, in a Q and A format, of the proposed helistop based on input from the Airport Land Use Commission (ALUC): 1. What is the existing "footprint" of John Wayne Airport (JWA)? An attached exhibit from the Airport Environs Land Use Plan for JWA (AELUP) shows the current physical footprint of the airport. The footprint is defined as the legal boundary of real property owned by the County of Orange for JWA. 2. Will the proposed helistop expand this footprint? No. An expansion of the JWA footprint requires real property acquisition by the County of Orange. According to Kari Rigoni, Executive Officer for John Wayne Airport, the proposed project does not involve expansion of the airport footprint because the project site is 100% privately owned. Because the proposed helistop is a private facility, it is not part of the airport footprint (see attached Google Map), This has been added to the findings of the revised approval resolution attached. 3. Will the proposed helistop increase noise in the area? According to the staff report prepared for ALUC (handwritten pages 21 and 22 of the Commission staff report), the proposed helistop is within the 65 decibel Community Noise Equivalent Level (CNEL) noise contour for JWA. Additionally, according to the applicant, the operator of the proposed helistop currently flies his helicopter to and from the existing Martin Helipad at the airport, which is approximately 200 yards to the north of the proposed facility. The staff report for ALUC concluded that noise impacts from the ro osed facility would be ne li ible as a result of the location, surrounding uses, limited number of operations, and the approach/departure paths for the facility. 4. Will the fight path for the helistop impact Mariner's Christian School? No. As noted in the staff report prepared for ALUC (handwritten page 21 of the Commission staff report), Mariner's Christian School, which is approximately 900 -- I 1q- feet to the west of the subject property, is not beneath the departure and arrival flight paths for the proposed helistop. Additionally, the Federal Aviation Administration (FAA) is requiring that the flight path for the helicopter (which currently departs and arrives from the Martin Helipad at John Wayne Airport) remain unchanged. Therefore, although the proposed helipad will be on private property, the actual flight path for the helicopter with regard to Mariner's Christian School does not change. The proposed departure and arrival paths correspond to the existing helicopter paths designated by the Air traffic Control Tower at JWA and will be in compliance with FAA regulations. 5. Will the hours of operation for the helistop differ from the airport? Yes, as proposed. The applicant is proposing the hours of operation for the helistop to be 7:00 am to 7:00 pm, Monday through Sunday. However, JWA's hours of operation on Sundays are 8:00 am to 7:00 pm. Although the hours of operation apply to commercial flights, and not to private facilities, staff is recommending an additional condition of approval (Condition no. 6) requiring the Sunday hours of operation to be consistent with the airport. cc: Interim Development Services Director Deputy City Attorney City Engineer Transportation Svs. Manager Fire Protection Analyst Staff (4) File (2) Kevin A. Coleman Net Development Company 3130 Airway Avenue Costa Mesa, CA 92626 Attachments: 1. JWA Map 2. Google Map of Subject Property and JWA File: 080811 PA1103SuppMemo Date: 080111 Time: 1:OOp.m. I2D- R 1 ii •�• ei F —�_-- — AWL, �.,r,•{. j 44— t Y ', Ju �� 1 _ +z, 1 r L r r, _ f i¢ pii iuj i yeti R�,;�1 nilm R 1 ii •�• ei F —�_-- — AWL, �.,r,•{. j 44— t Y ', Ju �� 1 _ +z, 1 r L r r, _ f i¢ pii iuj ATTACHMENT 1 Contact the ALUC office at 949.252.5170 to view this exhibit. f i¢ pii iuj R�,;�1 nilm Contact the ALUC office at 949.252.5170 to view this exhibit. 3132 Airway Avenue, Costa N/fesa, CA - Google Maps Page I of I A-r-r^C:;HME=—N-r 2 -11c maps Address 3132 Airway Ave Get Google Maps on your phone Go, Costa Mesa, CA 92626 Text the word 'GMAPS" to 466453 7 pr 11 A;e c;' 7 orpc-t -jr Nan 3tee C r Alay cal Y'Mia 0 Park A-0 ?e Paularina Ave we A It .t!p:p 6i cl I aaKff St 19 T-Ma P. it I Pia'/ T-Orr-Ir it 71 fi V9 T 7 T Boch $T C', ZZ) C�l 02011 Cpoog is - Map datg 02011 Google - —122.— littp://maps.google.com/maps?f=q&source=s_q&hl=en&geocode=&q=3 132+Airway+Av... 08/01/2011 PLANNING COMMISSION AGENDA REPoRr MEETING DATE: AUGUST 8, 2011 SUBJECT: PLANNING APPLICATION PA -11-03 FOR A PROPOSED HELISTOP 3132 AIRWAY AVENUE DATE: JULY 28, 2011 ,=.,5 ITEM NUMBER: FOR FURTHER INFORMATION CONTACT: MEL LEE, AICP, SENIOR PLANNER (714) 754-5611 (mlee&i.costa-mesa.ca.us) PROJECT DESCRIPTION Conditional Use Permit (CUP) to allow the construction and operation of a 40 foot (long) by 40 foot (wide) helistop on a 6 -foot high platform. The helistop has an overall elevation of 25 feet above ground level because it is located on the rooftop of an existing 19 -foot tall building. APPLICANT The applicant is Kevin A. Coleman, the owner of the property. RECOMMENDATION Recommend approval to City Council by adoption of Planning Commission resolution, subject to conditions. BACKGROUND What is a helistop? A helistop is a landing place for helicopters, often on the roof of a building or some other limited access area. There are a number of different terms to describe similar facilities, including "heliport" and "helipad". The applicant's supporting documents explain that the facility will be specifically used for limited takeoffs/landings, rather than house other related activities such as maintenance, refueling, and storage, which is normally associated with a heliport; additionally, the facility is for private use and not open to the general public. For clarity, the term "helistop" will be used to describe the proposed facility in the remainder of this report. Site Location The property is located on the east side of Airway Avenue, between Baker Street and Fischer Avenue. The property is zoned MP (Industrial Park), approximately 2.4 acres in size, and contains an existing one-story, 37,955 sauare foot industrial building. On April 1 z-3- 1, 2011, the City issued building permits for an 11,874 square foot tenant improvement for Leading Edge Aviation Services. Leading Edge Aviation Services paints civilian and military aircraft at facilities around the world; however, no painting of aircraft is proposed at this location - this location is for storage of materials and offices only. The tenant improvement includes a second story, 980 square foot addition for the CEO's office at the northeast end of the building. The tenant improvement is currently under construction (see attached photos). The second phase of the tenant improvement includes the construction of the helistop on the southeast end of the existing building for the CEO's private helicopter. Per Zoning Code Section 13-30(82), heliports and helistops require the approval of a conditional use permit. Other Regulatory Agencies Because of the proximity of the helistop to John Wayne Airport, the proposed facility is regulated by the California Public Utilities Code (PUC) and, in addition to City approval, requires approval by the Airport Land Use Commission for Orange County (ALUC), Caltrans Division of Aeronautics, and the Federal Aviation Administration (FAA). In 1975, ALUC adopted the Airport Environs Land Use Plan (AELUP) which specifies permitted uses in proximity to the airport. The uses include the following general provisions: 1. Uses not deemed to create adverse noise impacts. 2. Uses that will not concentrate people in areas with high potential for aircraft - related accidents. 3. Uses that will not adversely affect navigable airspace or aircraft operations, A detailed description of the proposed facility was submitted to ALUC and their determination that the facility was compatible with the AELUP is attached to this report for reference (Attachment 3). City Council as the Final Review Authority Typically, the Planning Commission is the final review authority for CUP's unless the Commission's action is appealed or called up for review by the City Council. However, Public Utilities Code Section 21661.5(b) stipulates that final approval of the helistop is by the City Council, unless said approval is specifically delegated by the Council to the Commission. The specific PUC provision is summarized below: 21661.5. (a) No political subdivision, any of its officers or employees, or any person may submit any application for the construction of a new airport to any local, regional, state, or federal agency unless the plan for construction is first approved by the board of supervisors of the county, or the city council of the city, in which the airport is to be located and unless the plan is submitted to the appropriate commission exercising powers pursuant to Article 3.5 (commencing 12y_ with Section 21670) of Chapter 4 of Part 1 of Division 9, and acted upon by that commission in accordance with the provisions of that article. b A county board of supervisors or a city council may, ursuant to Section 65100 of the Government Code delegate its responsibility under this section for the approval of a plan for construction of new helicopter landing and takeoff areas, to the county or city planning agency. Because the City Council does not have a formal policy delegating the approval of heliports or helistops to the Planning Commission, it is necessary that the Council take final action on the CUP. ANALYSIS Staff Justifications for Approval Staff supports the proposed facility based on the following: • The Airport Land Use Commission for Orange Count ALUC has determined that the proposed facility is consistent with the Airport Environs Land Use Plan for John Wayne Airport AELUP), as well as the AELUP for Heliports. On July 21, 2011, the ALUC determined that the proposed helistop was consistent with the AELUP, on a 4-1 vote. The determination that the project was consistent with the AELUP included the following: ■ Although Mariners Christian School is approximately 900 feet to the west of the subject property, the school will not be underneath any flight paths for the proposed facility. • Potential noise impacts by the proposed use will be negligible due to the location of the facility, surrounding uses, and the approach and departure paths used for the facility. • The proposed approach and departure paths will correspond to existing helicopter paths designated by the airport and will be in compliance with FAA regulations. The applicant has obtained conditional approval from Caltrans Division of Aeronautics on March 13, 2011, and an acceptable airspace study determination from the Federal Aviation Administration (FAA) on June 11, 2011, which amounts to approval, at least in concept, to the proposed facility. These documents are included in the applicant's submittal package to ALUC, which is attached to this report. It should be noted that ALUC received a letter in opposition to the proposed facility, stating that the project should not be approved because it was not consistent with the ALEUP (Attachment 4). However, as noted earlier, ALUC determined that the project was consistent with the AELUP. • Own_er/Operator shall fully comply with conditions required by Caltrans and the FAA. The helistop design is based on the Caltrans Division of Aeronautics design criteria. Other than standard conditions related to future changes in operations and aesthetic issues, staff is not recommending additional conditions related to the use/operation of the helistop that would be above and beyond those required by Caltrans or the FAA. • The modifications to the building exterior to accommodate the helistop will not be visually intrusive to the existing develo merit or surrounding ro ertie,. According to the applicant, the facility will consist of a 40 foot long by 40 foot wide metal rooftop landing pad, standard helistop lighting (i.e., lighted wind cone, green perimeter lights and red obstruction lights), and standard pad markings. A diagram showing the proposed pad markings is included in the attached application package that was submitted to ALUC. The overall elevation above ground level of the helistop is 25 feet, approximately 6 feet over the roof of the existing industrial building, which is approximately 19 feet in height. The pad will be supported by steel beams, which staff is requiring to be painted to match the existing building (condition no. 3). It is not possible to screen the helistop since any elements extending above the helistop level would be considered obstructions and would not be allowed by the FAA or Caltrans Division of Aeronautics. The helistop and the surrounding environment have been very carefully designed to meet all airspace obstruction -clearance requirements. • The joresence of the helicopter on the roof of the buildin will not create an adverse visual impact to surrounding ro erties due to its proximitZ to the airport and distance from Airway Avenue. The proposed helistop is approximately 225 feet from the front property line, toward the southerly rear of the existing building. As noted earlier, the proposed helistop will have an overall elevation above ground level of 25 feet, approximately 6 feet above the roof of the existing building. • The use of the hefistop is fora private helicopter only — the facility will not be open t❑ the general public, i.e.,_a heliport, According to the applicant, the use of the facility will vary depending upon the business owner's travel needs. The applicant anticipates and average of three landings and three departures per week — and this activity will vary on a daily basis. Hours of operation will be 7:00 am -7:00 pm, Monday through Sunday. Condition of approval no. 4 establishes no more than 2 takeoffs and 2 landings per day and no more than 4 takeoffs and 4 landings per week. No fueling, maintenance. or re air facilities are proposed. According to the applicant the facility will be used for arrivals and departures of the helicopter only. No fueling or maintenance activities will occur on the site. _ 12�_ GENERAL PLAN CONFORMITY In accordance the General Plan Land Use Element, the use is required to comply with the State permitting procedures and with all conditions of approval imposed and/or recommended by the Federal Aviation Administration, the Airport Land Use Commission for Orange County, and the Caltrans Division of Aeronautics. With these approvals in place, the use will be in conformance with the City's General Plan. ENVIRONMENTAL DETERMINATION The project has been reviewed for compliance with the California Environmental Quality Act (CEQA), the CEQA Guidelines, and the City environmental procedures, and has been found to be exempt from CEQA under Section 15311, Class 11, Accessory Structures. If the project is denied, it is exempt from the provisions of CEQA Section 15270(a) for Projects Which Are Disapproved. ALTERNATIVES The Planning Commission has the following alternatives: 1. Recommend approval of the facility as proposed by the applicant; or 2. Recommend denial of the facility as proposed. If the use is denied, the applicant could not submit substantially the same type of application for six months. CONCLUSION This proposal has received final approval from the Airport Land Use Commission, conditional approval from the Caltrans Division of Aeronautics, and an acceptable airspace study determination from the Federal Aviation Administration. It is staffs opinion that, based on review of the other regulatory agencies, the location and the recommended conditions, the helistop will not create any adverse impacts on surrounding properties. Therefore, staff supports the request. � r MEL LEE, AICP CLAIRE FLYNN, ICP Senior Planner Acting Asst. Development Services Director Attachments 3. ALUC Approval Letter, Agenda, Staff Report, and Application Package �Y ' Costa Mesa General Plan Land Use Element, Page LU -15. 'fj1-7— cc: Interim Development Services Director Deputy City Attorney City Engineer Transportation Svs. Manager Fire Protection Analyst Staff (4) File (2) Kevin A. Coleman Net Development Company 3130 Airway Avenue Costa Mesa, CA 92626 File: 080811 PA1103 I Date: 072511 1 Time: 1:00 .m. RMS I`RANGi J C(XINTY�. July 22, 2011 TTACHMENT 3 AIRPORT LAND USE COMMISSION FOR ORANIGE COUNTY ): '� ,-\ rNay , � _n 3e • . os 3 N -_ 3, _— a 9 a26 • ? . ��� 5 70 ra c: 9�' ._-)__ E3i_ Kevin Coleman Net Development Company 3130 Airway Avenue Costa Mesa, CA 92626 Subject: Leading Edge Aviation Services Helistop Dear Mr. Coleman: During the meeting held on July 21, 2011, the Airport Land Use Commission (ALUC) for Orange County considered the subject project. The matter was duly discussed, moved, seconded, and carried by a 4 to I vote, to find the proposed Leading Edge Aviation Services Helistop located at 3132 Airway Avenue to be Consistent with the Commission's Airport Environs Land Use Plan (AELUP) for John Wayne Airport (JWA) and AELUP for Heliports, providing that the owner/operator complies fully with the conditions required by the FAA, Caltrans Aeronautics and with the operational parameters submitted to the ALUC and to the City of Costa Mesa. Please contact Lea Chourn, at (949) 252-5123 or via email at lchoum,i&,ocair.com if you require additional information or have questions regarding this proceeding. Sincerely, Kari A. Rigoni Executive Officer 12q - AIRPORT LAND USE COMMISSION FOR ORANGE COUNTY 3160 Airway Avenue Costa Mesa, CA 92626 (949) 252-5170 Fax (949) 252-6012 REGULAR MEETING OF THE AIRPORT LAND USE COMMISSION FOR ORANGE COUNTY July 21, 2011 PLEASE NOTE LOCATIOi TIME: 4:00 p.m. PLACE: John Wayne Airport 3160 Airway Avenue SUBJECT: Regular Meeting Costa Mesa, CA Airport Commission Hearing Room in NOTICE PERSONS ADDRESSING THE COMMISSION ARE REQUESTED TO GIVE THEIR NAMES AND ADDRESSES FOR THE RECORD. EXCEPT AS OTHERWISE PROVIDED BY LAW, NO ACTION WILL BE TAKEN ON ANY ITEM NOT APPEARING IN THE FOLLOWING AGENDA. THE RECOMMENDED ACTIONS STATED [N THE AGENDA ITEM OR UNDERLYING STAFF REPORTS SIMPLY REFLECT THE RECOMMENDATION OF THE COMMISSION STAFF AND THE DISCUSSION AND ACTION TAKEN BY THE COMMISSION MAY DEVIATE THEREFROM. AT THE CONCLUSION OF THE MEETING ON ITEMS LISTED IN THIS AGENDA, MEMBERS OF THE PUBLIC MAY ADDRESS THE COMMISSION ON ITEMS OF INTEREST TO THE PUBLIC THAT ARE WITHIN THE SUBJECT MATTER JURISDICTION OF THE COMMISSION. ALL SUPPORTING DOCUMENTATION IS AVAILABLE FOR PUBLIC REVIEW IN THE EDDIE MARTIN ADMINISTRATION BUILDING LOCATED AT 3160 AIRWAY AVENUE, COSTA MESA, CA 92626 DURING REGULAR BUSINESS HOURS, 8:00 A.M. — 5:00 P.M. MONDAY THROUGH FRIDAY. AGENDA ITEMS ARE ALSO AVAILABLE BY CALLING (949) 252-5170. PLEDGE: APPROVAL OF MINUTES: Regular Meeting of June 16, 2011: AGENDA 13V`— ALUC Agenda Page 2 July 21, 2011 Commissioners Present: Commissioners Absent: Alternate Commissioners Present NEW BUSINESS: Gerald Bresnahan, Rod Propst, Leslie Daigle, Jon Dumitru, Jim Righeimer Herman Beverburg and Tom O'Malley Stephen Beverburg 1. Request for Consideration of Heliston at 3132 Airway Avenue: Leading Edge Aviation Services has submitted for ALUC consistency review a proposal to establish a private -use helistop on an existing building at 3132 Airway Avenue in Costa Mesa. No maintenance or refueling activities will take place. The helistop will serve as a landing place to pick up and drop off passengers only. Recommendation: That the Commission find the Leading Edge Aviation Services Helistop located at 3132 Airway Avenue to be Consistent with the AEL UP for JYVA and the AEL UP for Heliports, providing that the owner/operator complies fully with the conditions required by the FAA, Caltrans Aeronautics and with the operational parameters submitted to the ALUC and to the City of Costa Mesa. 2. Administrative Status Report: Receive and file memo regarding various administrative activities/issues, Commission correspondence sent/received, and pending project reviews. 3. Proceedings with Consistent Agencies: Aliso Viejo (April 15, 2004), Anaheim, Buena Park, Costa Mesa (October 17, 2001), Cypress (August 16, 2001), Fullerton (June 17, 2004), Garden Grove, HuntinZD gton Beach, Irvine, Laguna Hills, Lake Forest (June 15, 2006) Los Alamitos, Mission Viejo, Newport Beach (2006), Santa Ana (December 18, 2008), Stanton, Tustin, Westminster, and County of Orange. 4. Proceedings with Inconsistent Agencies: Laguna Woods (April 19, 2001) and Seal Beach. 5. Items of Interest to the Commissioners: Commissioners may comment on agenda or non -agenda matters, and ask questions of or give direction to staff; provided that no action may be taken on off - agenda items. 6. Items of Interest to the Public: Members of the public may address the Commission regarding any item within the subject matter jurisdiction of the Airport Land Use Commission provided that no action may be taken on off -agenda items unless authorized by law. ADJOURiNTMENT: Next Regular Meeting: August 18, 2011 -131- OR,aNGE �OUNTY1 AIRPORT LAND USE COMMISSION j ; FOR ORANGE COUNTY 3160 A rway Av2nu,2 • Cost3 11zs,3, -a!i ,Drn a 92625 , 9+y.252.5i i0 fiv 9+9,252.6012 AGENDA ITEM 1 July 21, 2011 TO: Commissioners/Alternates FROM: Kari Rigoni, Executive Officer SUBJECT: Request for Consideration of Leading Edge Aviation Services Helistop Backzround Leading Edge Aviation Services has submitted for ALU -C consistency review a proposal to establish a private -use helistop on an existing building at 3132 Airway Avenue in Costa Mesa. Leading Edge intends to use the helistop for its corporate travel needs between its various facilities (See Attachment 1 to view the project location map). There are no plans to perform maintenance or refueling activities, the helistop will serve as a landing place to pick up and drop off passengers only. Leading Edge is also building a second floor addition office on top of the existing building. The office will be one room at 950 square feet. The helistop will be located outside of the second floor office (See Attachment 2 to view the roof plan for 313 2 Airway Avenue). The project still requires approval of a conditional use permit by the City of Costa Mesa to allow a helistop on the project site. Leading Edge anticipates that the proposed helistop will be reviewed by the City Costa Mesa Planning Commission at its August 10, 2011 meeting. The project is located in an area zoned Multi Purpose (MP) Industrial Park and is surrounded by John Wayne Airport to the north and east, light industriaUoffice/reseaich uses to the south, and light industrial/office/research uses and Mariners Christian School to the west. Mariners Christian School is about 900 feet west of the project site but not beneath proposed flight paths. Leading Edge is proposing 3 takeoffs and landings per week. The hours of operation for the Helistop will be Monday through Sunday 7 a.m. to 7 p.m. (See Attachment 3 to view the Helistop Site Layout and Helistop Detail). Public Utilities Code Section 21661.5 requires ALUC review and action on each heliport/ helistop proposal within Orange County prior to issuance of an operating permit to the sponsor by Caltrans/Aeronautics Program. AELUP Issues Staff has identified noise impact and airspace safety as potential AELUP issues. Regarding the Noise Issue: This site and the adjoining properties are zoned for industrial uses. The impacts from noise generation will be negligible as a result of the location, surrounding uses, limited number of operations, and the approach/departure paths used for the facility. -132-- Agenda Item I- Helistop at 3132 Airway 7/21/2011 Page 2 The proposed departure and arrival paths will correspond to existing helicopter paths designated by the Air Traffic Control Tower at JWA and will be in compliance with FAA Regulations (See Attachment 4 to view the proposed helistop within the 65 CNEL noise contour for JWA). Regarding Building Height Issues: The proposed second floor office addition, the helistop platform and lighted windcone do not penetrate the 7:1 transitional surface for JWA. The transitional surface would be penetrated at 133' Above Mean Sea Level (AMSL). The office is proposed at 89' AMSL, the platform at 77'AMSL and the lighted windcone at 94' AMSL. The highest portions of the proposed project are below the 7:1 transitional surface for JWA (See Attachment 5 to view the proposed project within the FAR Part 77 Obstruction Imaginary Surfaces for JWA). Regarding the Airspace Safety Issue: Following the submittal of FAA Form 7480-1 "Notice of Landing Area Proposal" by the project sponsor, the FAA Western Pacific Regional Office completed an Airspace Analysis and determined that the proposal is acceptable but is subject to the following conditional provisions specified below prior to being issued an operational permit. These conditional provisions will ensure that there will not be any adverse effects to the safe and efficient use of airspace by aircraft from an airspace utilization standpoint. The FAA response includes comments from the Air Traffic Control Tower (ATCT) at John Wayne Airport (JWA) that are based solely on Air Traffic Control operational perspective. The following must be in effect prior to being operational (See Attachment 6 to view the FAA Airspace Study): a. Specific arrival and departure procedures/routes for use during Rwy 19 and Rwy 01 operations are mandated within a "Letter of Agreement" (LOA) between Leading Edge and the Air Traffic Control Tower (ATC). b. Final procedures are dependent upon completion of a local "Safety Risk Management/Safety Management System (SRM/SMS) review process and made with Mr. Doug Blaul, Acting Air Traffic Manager, at 714-668-0141 x114. c. Contact should be made with the California Department of Transportation, Aeronautics Division (Caltrans) in order for their office to make an evaluation and determination in regards to obtaining a state heliport permit once the SRM/SMS review process has been completed. Point of contact is Mr. Jeff Brown, Chief, Office of Airports. As part of the submittal package to ALUC, the project sponsor has also included the Concept Plans for the helistop. The Caltrans Division of Aeronautics has reviewed these plans and conditionally approved them as of March 15, 2011. Caltrans approval is conditional subject to California Environmental Quality Act (CEQA) compliance, local approval and other permit requirements through the City of Costa Mesa. These conceptual plans are included as exhibits within the submittal package to the ALUC (See Attachment 7). Conclusion Subject to compliance with the conditions required by the FAA, as well as adherence to the operational parameters relating to flight frequency stated by the project sponsor, the project will be a compatible land use at the planned location and would be Consistent with the pertinent guidelines of the AEL UP for JWA and the AEL UP for Heliports. —188— Agenda Item I- Helistop at 3132 Airway 7/21/2011 Page 3 Recommi!ndation That the Commission find the Leading Edge Aviation Services Helistop located at 3132 Airway Avenue to be Consistent with the AELUP for JWA and the AELUP for Heliports, providing that the owner/operator complies fully with the conditions required by the FAA, Caltrans Aeronautics and with the operational parameters submitted to the ALUC and to the City of Costa Mesa. Respectfully submitted, Kari A. Rigoni Executive Officer Attachments: 1. Project Location Map 2. Roof Plan 3. Helistop Site Layout and Detail 4. JWA CNEL Noise Contour Exhibit 5. JWA Obstruction Imaginary Surfaces Exhibit 6. FAA Airspace Study (Airspace Case No. 2007 -AWP -166 -NRA) 7. Sponsor Submittal Package to ALUC I VJ VV3W Y1S0o ' ! VAY Acv aete ' S30IA413S NOU VIA V f 3003 ONI0131 ! 9� -o 7 Q gu y. .�E3 `e oo�uedoleAep AI.! .l Oli I 21� 11 � 0000a ono I VJ VV3W Y1S0o ' ! VAY Acv aete ' S30IA413S NOU VIA V f 3003 ONI0131 ! 9� -o 7 Q 01 A 7- 1 . I .. . j... 'r f 4 r A r PXOJBCT am MLISTV C 0 Si"A � _ .�.�,_� :: � Rte` K.. - J7, TUSTIN IRV] Note: County Unincorporated areas are shown in white. John Wayne Airport Impact Zones C,-Tr,oiW oarvAx IrDm, J" VANYM Ancli Niue LEGEND Cam -W and TrA6 60— CNEL C061TOUR CEP71F)CATC-04 RUNWAY PROTECTION ZONE W Iv .4uil rid 'Lm v C"Vv CFTY BOUNOAAES AJAPORT BOUNDARIES Attachment 4 .-Mn r cm rAx FAKT 77 ohn Wawne Airner! ObOrtiefinn lmnninnry Stjrfnra D U S Department of Transportation Federal Aviation Administration Jun,,, 2i. 2;)__ 'ri: ei:oLar-..i r. -!i ,ii11Q Av=ndi.a Uel i�QLIo o Tama_-:;1El, ?. ?3391 :car htr. s;ri :C Western-Paeifrc Region P G Box 92OOT Los Angeles Airpoits Oislnd Office Los Angeles CA 90009 L �, _, r -t '- i'• :T : d •.J •. i1:� 1 i � c c C Cos..a t:cs=, _. :Porr?7a /�irsoace ..asp i,ln, �01t-A'/,'P-52a-\y I J3 -4C-30. M, L.c:ny ! 1 )-52- _ ,'1 '3 h.aD 9.31 The Foo crsl Avia�ion F.drli.nis`;:J ion Aa1 n.as c!)^?ole_:ri an air.'sz;a e study in respar:s� ':o yc�u' pr.opo ai S!iOml,li:d o:l PA.A Fccm :430-1, l4'cti.,e of Lsr!diny Area Flr000sa— Lor .he-cl.ivation and est:ab;ish:ge:ii: of the 9ubjcct orivate heLipert in :'cst3 Mesa, Calitorr:id. Our analy3is determined that the proposal is acceptable but is subject to the following conditional provisions specified below arior to being issued an operational permit to insure there will not be any adverse effects to the safe and efficient use of airspace by aircraft. Our respcnSe nclud _, camc.an:s to hap_ been a 7i^?;d troin ,:he Ai.. Tr.'at:{`i:. e:3nt_ol (ATC'1') aL .chi Wdyna A! rper•l iSNAI tha: are basad sololy or. ALr br =.'r.. ., .. F: ;-.-o -O abet. !)y .'e r,3 LLP:lcl: a. SPec,Lfi2 arrLva., a(;a dep-if tu_e procadur9s/r3u7?3 LJr i -4z- d,.c .;n-- Rwy 19 and hay .;l operati.^.n dr.., .,gat:;ac_ within d 'LeCL'cr of Ag_eeme.:l" ;LJ.;! between Leading 1:age and Cha Air Co!?zrol TU'wJ!.r ;ATC). b. Ei::31 ucoccdures defy„ride-t upon cor;pi'c_ior, ot: a local "Safet Risk liana errant/Safety Mans emanr 3• stam (snlf/SMS) r_tV LeW process and ir.olus_on oC any idea,-.rierisk Cont,_- Should be :Wade wi' h Mr. Doug '.31au1, Acting y:L' Tran-= Mona. , aL 714-60.3-7191, x114. Hi e.rnail address is douy,biau_'�iaa.yov -shou Lc be, t -E! C:ajifcrni3 �G._^3 t.'.l t'nC nL -A _::4 U.vi5 n ,CA`. :P,'d3; 7r.,J r .hZ i. JLa .o ;iji _n evalua=ion and :3 = CR1i)dtl�. 1R __J i'. d3 -.) QG)=3 Ln Lr: ] A h crl-._. =he SR'X'/S%1S- ._'r Lew pcocess h3s be'ar: _7fl101a �._;j, ��U' ;:OLn-zr -Orlt;c._ -5. ni.c_, J.tica a Ai�porC., ..3ii. CO i'fi?. _, nL.D1: -filen= ;)_ a -:....i Or)r„J.�i(✓'f Div:s_OP. i)r ..,”, roriau•`_5::�, ;u;Ja:J - :JL L'?::_-. ,. .. jn a_.....t1-2 ,n. C'e .11 1L G2=..._.._. ---i 't •_. Il Attachment 6 Ph n -i - zon -i;:,�s nom,_ :u:_ F .1 P f,) V a Of 3 6h'y :i 1011 d "a t_`1 t i C- of --PC 5 3 e t! rm L n aC L 0 n w I C ;)se 0� oy zir.---rdfi: a.id' s vc!. L" z h e F.i pe sons r, of, 1: re_u,id and ,ne r-3 Li in -a I L (.1st;; f- f _L :� t_ ' . , I -A: Loc � -. :t , , -7 Z: , � , ::,T 3 L A,l: j k_ ha .2 d r3 i s 3f na L g r, !7 p, o f t 0 J v e C -a ex_,.3,,1n13 a r-10 i! s t ru C z ura d1!^,. C. 0 e C'. P, r q r 3:11 s L: 1. Che 5'A -A, t.r r 5 0111 d h a U n Cf 0 -2 cr ":n5 unu obi�!::-.s w_;Lhin t-na j C'I zht. A '.his ac, ',:, rm ins : ion -r r -.o way any ordinaricc--6, law -3, o: oc any :)ther aov�fnulelr: body or bas' p h h s L 1 z o-v.Lnj .7 e r, 1. Vii`_.. We (piguc2 2) en'• i L LQ --r- - - :i p )pi2 v z! z, f. L,,:k L ,:l 2:1 3i...._9, N!: h ou J be ma L11 t a i btl t, 4ea ars Lh-., jnd r a _J or, s Vle3s-a i.s rz,.j,Az3J tar r a y:5 g j S3 n _ c r pr.) r e �' in c- n 3,-_4 na j 43C: o Thl s da tarmination expires on December 21, 2012, un 1 e ss it i s ot he 3 -3 T -4t et%ded, r'evi.s-td, or .7,e f3:.*il;-y LS rh-al- 3 -at -'re. An extension may be raqueatad through our office, if nec933ary, up to 15 -days prior to this expiration data. '1� Ai=.Ort Mas tar Record, FA.A Form 5010-3 o :I "privac iarlit,19 2f-3il da' abase lh4. VMCGIV, drea h a c s_n i't�,_;s itb..M•for::Chm� your fauj.0 :,Y can Oe "-e .. 1f vc,(.j 'I d ve an, questions, phase :o ri,,*. Ei _; e ra� at 3.1i 31x3/%2'3-3623. in ce r L L A cc,: Cali�o.cni 1"CO3r-mef" cl:ff, OF; i E Ai rdp!) P.O. Box 9428'!4 -1-4)- Attachment 6 _Hz 7 9-5 Q FJ developmeAlLco June 27, 2011 Commissioners �r ,� ;rT Airport Land Use Commission of Orange County (q 7/1 3160 Airway Avenue �0. Costa Mesa, California 92626 Attention: Lea U. Choum, Land Use Manager, Facilities Subject: Application for Airport Land Use Commission Review of Proposed Helistop Leading Edge Aviation Services, Costa Mesa, California Dear Commissioners: Leading Edge Aviation Services intends to request, from Caltrans Division of Aeronautics, a permit to build a new rooftop helistop on an existing building at 3132 Airway Avenue in Costa Mesa. The applicant, Net Development Company, on Leading Edge's behalf, is processing the project with various aviation - related agencies including the Orange County ALUC, FAA and Caltrans Aeronautics with the assistance of Heliplanners, a heliport planning firm. in conjunction with this process, Net Development Company and the City of Costa Mesa request that your Commission review the proposal with respect to consistency with the adopted Orange County Airport Environs Land Use Plan (AELUP) for Heliports in accordance with PUC Sections 21670 et seq., and with California Administrative Code Title 21, Business Regulations, Chapter 25, Aeronautics Program, Sub -Chapter 2. 1, Heliports. The following project description responds to specific items requested in the Orange County Airport Environs Land Use Plan for Heliports, June 19, 2008. 1. Location of the proposed heliport1helistop (street address) The helistop will be located at Leading Edge Aviation Systems' headquarters at: 3132 Airway Avenue Costa Mesa, California 92626 2. Purpose of the request. Leading Edge intends to use the helistop for its corporate travel needs between its various facilities. The request is only for a helistop, simply a landing place to pick up and drop off passengers. There are no plans to perform maintenance or refueling activities; activities that might take place at a full heliport. Leading Edge already uses part of the building for its business activities and will be concurrently building a superstructure office on top of the existing building. The helistop will be outside of the office. 3. Zoning of the site The site lies within Costa Mesa corporate limits and is zoned MP (Industrial Park). 4. Description of area and adjoining properties Surrounding land uses are airport and light industrial related. Specifically: • To the north: John Wayne Airport aircraft storage area • To the east: John Wayne Airport including Martin Aviation 3130 Airway Avenue - Costa Mesa, California 82626 a Phone (714) 754-4454 a Fox (714) 754-4198 Attachment 7 -1-13- June 27, 2011 Commissioners Page 2 • To the south: Light industrialloffice/research uses • To the west: Light industrial/office/research uses and Mariners Christian School (about 900 feet west but not beneath proposed flight paths). 5. Approach/departure paths The project is adjacent to John Wayne Airport property and sits within the Class C airspace surrounding the Airport. Our proposed approach/departure paths are shown on the enclosed Helistop Layout Plan, prepared by Heliplanners, and described below. They are specifically designed to minimize impact on John Wayne Airport's traffic patterns. The flight paths are also designed to avoid conflict with existing helicopter routes used at Centerport, approximately 1,300 feet to the south. Please understand, we are currently working with the John Wayne Airport FAA Air Traffic Control Tower and will execute a Letter of Agreement with the Tower. The Letter of Agreement would specify communications procedures and flight paths. We fully understand that the Tower Chief needs to control air traffic for a very busy airport. If he suggests changes to our proposed flight paths, we will comply with his request and modify our Helistop Layout Plan accordingly. Also note that FAA Airports Division has issued an airspace determination letter (enclosed) conditioned upon executing the Letter of Agreement. Our proposed flight paths are: • Primary approach (and alternate departure) north-northwest Primary departure (and alternate approach) southwest. 6. Depiction of proposed Helipad Protection Zone per Section 2.1.2 of the Heliport AELUP Section 2.1.2 mandates that the Helipad Protection Zone (HPZ) extends 280 feet out from the FATO edge. The HPZ is not specifically depicted on the enclosed Helistop Layout Plan. However, our proposed approach and departure surface alignments are depicted, centered upon each flight path. While we do not own the area beneath the HPZs, we can assure you that there are no objects that extend above landing pad elevation within those areas. In fact the site provides for full 8:1 approach/departure surface clearance for 4,000 feet along each flight path per FAR Part 77 criteria. 7. Anticipated number of approaches and departures (counted separately) during a specified time interval (day, week, month) While the facility's use will vary depending upon varying business travel needs, we anticipate an average of three landings and three departures per week. Some days may have none and scree may have more. 8. Potential for creating a nuisance due to noise generated by the operation of helicopters The site is characterized by two noise -producing nearby land use categories. One of course is John Wayne Airport, subject to frequent noise events by turbine and piston aircraft, helicopters, etc. The site is also in a light industrial and distribution area where nearby land uses generate their own on-site noise due to manufacturing processes, truck deliveries, etc. There are no homes nearby to be affected by this proposal. Considering nearby land uses, the additional noise associated with infrequent helicopter activity at this project is negligible. 9. Potential for creating an accident hazard The Federal Aviation Administration and Caltrans' Aeronautics Program have developed safety related criteria for heliport design. The project must comply with Caltrans' design criteria in order to qualify for a Heliport Site Approval Permit, which authorizes construction, and a Heliport Permit, which authorizes flight operations. We have designed the facility in accordance with Caltrans Aeronautics' criteria. Caltrans Aeronautics has already reviewed and approved the design concept. In addition, FAA publishes its Heliport Design advisory circular. The facility is also designed in accordance with that document's recommendations and FAA has issued an airspace determination letter expressing no objection. -144- Attachment 7 June 27, 2011 Commissioners Page 3 The helistop will not be equipped with instrument landing aids. Nor do we foresee instrument approaches to the site. Therefore, its use would be limited to VFR (visual flight rules) operations although, if needed, instrument approaches could be made to John Wayne Airport runways with a side step under visual conditions to land on the helistop. Leading Edge's Eurocopter EC -145 T2 helicopter is a twin -engine aircraft. Therefore, it offers engine out safety margin. 10. Federal Aviation Administration Aeronautical Study FAA reviews helistop proposals with respect to airspace usage. FAA's analysis centers on safe and efficient use of airspace as well as safety of persons and property on the ground. We submitted an application package to FAA on March 5, 2011. FAA issued its airspace determination letter indicating that "the proposal is acceptable" on June 21, 2011 (see Item 5, above)_ We enclose a copy for your reference. 11. Type of craft proposed to be used and noise output of craft The primary user would be Leading Edge's Eurocopter EC -145 T2, which we have used as the design aircraft for dimensional and obstruction -clearance purposes. This is a twin -engine executive helicopter with a four -blade main rotor system. Noise output would be much lower than many of the aircraft currently operating at John Wayne Airport. The EC145 T2 is a turbine - powered aircraft that incorporates a hingeless rotor system and enhanced rotor blades that reduce sound and vibration levels. 12. Description of proposed operationsffacilides (maintenance/refueling, etc.) The helistop will consist only of a metal rooftop landing pad, standard helistop lighting (lighted wind cone, green perimeter lights and red obstruction lights), and standard helistop markings. Fueling and maintenance activities will not occur on site. 13. Other Agencies Caltrans Division of Aeronautics: Caltrans Aeronautics ensures that the physical construction will meet its criteria for its Heliport Permit. Our project team has designed the helistop specifically to meet those criteria. We have already received "conditional design approval" from Caltrans Aeronautics. In keeping with Caltrans Aeronautics policy, we will file a full formal application package upon receiving all other agency review documentation, including ALUC's. Ciblof Costa Mesa: The City's Planning Commission will review the helistop proposal. As you know, ALUC review is designed to provide input to that process. We anticipate that the Costa Mesa Planning Commission will review the project at its August 10, 2011 meeting. Subsequent to that, it will go to the City Council for approval per California PUC requirement. Conclusion This project will provide a low impact facility in a light industrial area. Flight operations will be coordinated with FAA's John Wayne Air Traffic Control Tower via a Letter of Agreement. FAA and Caltrans Division of Aeronautics have already provided their approvals. We look forward to your Commission's finding of consistency. Please call should you need additional information. Kevin _ 145— Attachment 7 June 27, 2011 Commissioners Page 4 Enclosed: Application Summary Flight Landing Pattern Site Plan Roof Plan Roof Elevation FAA Letter Caltrans Approval Stamp Costa Mesa Planning Letter Costa Mesa Planning Application & Letter Cc: Leading Edge (Michael Manclark) Heliplanners (Jeff Wright) I �� Attachment 7 AIRPORT LAND USE COMMISSION APPLICATION SUMMARY FOR LEADING EDGE AVIATION SERVICES HELISTOP Pu rp A private rooftop helistop to accommodate a helicopter used for business transportation purposes. Site Location; 3132 Airway Avenue Costa Mesa, CA 92626 Zone:. Multi Purpose: MP Applicant: Kevin A. Coleman/Leading Edge Aviation Services 3130 Airway Avenue Costa Mesa, CA 92626 Land Owner: Kevin A. Coleman HelistoR Name: Leading Edge Aviation Services Helistop Hours of Operation: Monday through Sunday 7AM to 7PM Operatina Conditions: Visual Flight Rules (VFR) only Number of Landings: An average number of. 2 landings per day 7 days per week 14 landings per week Tyne of Helicopter: Representative helicopter models: weight up to 12,000 lbs EC 146 —1-19— Attachment 7 VO vs3kv 4'1600 i oo�ueurdo�O,n�p 93ain83s HoudrA V 3gQa t7Nrr7bz-? ( Q@ ws 10 Q C V30#AJd3S M011WAd i 3043 ONIOV31 96 � r s ' I �r' II �1 I � i I 1 1 1 f l rl 1 C N E L U co Q uawding�,n�� V30#AJd3S M011WAd i 3043 ONIOV31 96 � r s ' I �r' II �1 I � i I 1 1 1 f l rl 1 C N E L U co Q I I/ z r COUNT ^� O�GE OU 7 ■ AIRPORT PROPER CONDMONAL PLAN A "OVAL a POR STATIC AMPMTMUJPg1T T � M#MT 014LY T LOCAL ONT AMNIN AL. AAIB MINIM !'FMW DIVISON OW AERONAUTICS NA,1�F ��•�,_ *Caltrans Aeronautics Approval Contingent DATE — i' 11 upon Acceptable FAA Airspace Determination * Caltrans Aeronautics Approval Box F G H l 0 10' 20' ,o' GRAPHIC SCALE J > TRM$rr*i W 3LJRFAGE 51.b7FF SOUTH\ Drafted: CL Checked: JWW Approved: Proj. Code: LD( Attachment 7 K Above mean sea leve! (CIBC) 77" rounded Elevation Above ground level (AGL) 25' i sl(s) 1 EC -135, EC -146 i mum main rotor diameter j 36,1 mum overall length 42.8' mum gross takeoff Weight 7,904 Pounds mum fuel capacit`/ 258 Gallons i(final approach & takeoff area) _length & width (or diametarj* 65" x 63' (touchdown do liftoff area) lenqth da: width 40' x 40' ty area width-* 12.5' 1 unobstructed width (FATO plus safety area on each side)* 90' x 90' /water separator: minimum fuel retention capacity -- surface material METAL surface qradient ak direction 1% SW :er—to—center TLOF separation (where applicable) N/A ting Activation — Aviation Lighting Pilot Controlled ting Activation — Walkway Area Lighting I objects allowed above TLOF elevation within FATO safety Area (except maximum 2" height for perimeter lighting) CONDMONAL PLAN A "OVAL a POR STATIC AMPMTMUJPg1T T � M#MT 014LY T LOCAL ONT AMNIN AL. AAIB MINIM !'FMW DIVISON OW AERONAUTICS NA,1�F ��•�,_ *Caltrans Aeronautics Approval Contingent DATE — i' 11 upon Acceptable FAA Airspace Determination * Caltrans Aeronautics Approval Box F G H l 0 10' 20' ,o' GRAPHIC SCALE J > TRM$rr*i W 3LJRFAGE 51.b7FF SOUTH\ Drafted: CL Checked: JWW Approved: Proj. Code: LD( Attachment 7 K PLANNING COMMISSION SUPPLEMENTAL MEMORANDUM MEETING DATE: SEPTEMBER 28, 2015 ITEM NUMBER: N ,z SUBJECT: PLANNING APPLICATION PA -11-03 - CONDITIONAL USE PERMIT FOR A PRIVATE HELISTOP FOR LEADING EDGE AVIATION SERVICES 3132 AIRWAY AVENUE DATE: SEPTEMBER 24, 2015 FROM: PLANNING DIVISION/DEVELOPMENT SERVICES DEPARTMENT PRESENTATION BY: MEL LEE, SENIOR PLANNER A�VI FOR FURTHER INFORMATION CONTACT: MEL LEE, AICP (714) 754-5611 mel.lee@costamesaca.gov Attached to this memo is a cover letter from Acoustics Group, Inc., who prepared the noise study dated August 24, 2011 for the helistop (Attachment 7 of the staff report) which affirms that the original analysis and conclusions of the noise study remain valid, Attachments: Cover Letter and Noise Study Distribution: Director of Economic & Development Services/Deputy CEO Assistant Development Services Director Senior Deputy City Attorney Public Services Director City Engineer Transportation Services Manager Fire Protection Analyst File (2) Distribution List )S1— AL I -,-, _ r4ti,._,. ICon.ultaats in Acoustics, Noiaa- az Yibrgtioa September 24, 2015 Mr. Kevin A. Coleman Net Development Company 3130 Airway Ave Costa Mesa, CA 92626 Subject: Helistop Noise Study for Net Development Company in Costa Mesa, CA. Reference: Net Development Company Helistop Project Letter Report, prepared by Acoustics Group, Inc., dated August 24, 2011. Dear Mr. Coleman: Acoustics Group, Inc., (AGI) has reviewed the referenced previous Net Development Company Helistop Project Noise Study dated August 24, 2011. There have been no changes to the proposed flight tracks, operating parameters, and helicopter. Therefore, the results of the referenced noise study are not expected to change and remain valid. Please contact Mr. Robert Woo at 877-595-9988 if you have any questions regarding this update letter. Sincerely, ACOUSTICS GROUP, INC. J' - Robert Woo Principal Consultant September 24, 2015 LiCUUBTICB c . T-11 0: X- r f �' t 1- <- 2102 Business Center Drive, Suite 130 Irvine, CA 92812 877.595.9988 - Voice 877.595.9989 - Fax ATTACHMENT 7 wr _ ACC?USTICS " " 4COndl7lt 'Mt.7 to A YLbrsct[on August 24, 2011 Mr. Kevin A. Coleman Net Development Company 3130 Airway Ave Costa Mesa, CA 92826 Heceivw City of C0 3ta M19sa Development 090artmenit AUG2.4 201-1 Subject: Analysis of the Proposed Net Development Company Helistop Project in Costa %Iesa, CA. Reference: Net Deveiopment Company He stop Specifications prepared by Heliplanners, dated March 15, 2011. Dear Mr. Coleman: Acoustics Group, Inc., (AGI) has reviewed the referenced information and analyzed the noise from the proposed Helistop project. Because of the proximity of the project to Orange County John Wayne Airport (SNA), tine noise produced by helistop operations is expected to be overshadowed by the existing and iuzure noise of the airport. This letter report provides a summary of the noise levees expected to be generated by the nebstop and a comparison with the SIVA noise contours. The project site is located at 3132 Xrwray Avenue, in :he City of Costa ook:lesa. As shown in the vicinity map in the Attachment, the site is located no4west of SMA. Landuses to the north, west, and south of the site are industrial. Thera are no residentia; receptors or other noise sensitive receptors located immediately adjacent to the project site. However, Mariners Christian School is located approximately 1,000 feet west of the project site at 300 Fischer Avenue. August 24, 2011 -153- ACOUSTICS -. 2102 Business Center Drive, Suits 1.10 Irvine, CA 92812 877.395.9988 • Voice 877,595.9989 • Fair Net Development Company HePsto,o Proi9ct in Costa Mesa, CA The Federal Aviation Administration's integrated Noise Model (!NSM) Version 7.0 was used to determine the future noise levels from tie project. A Eurocopter rC-135 helicopter wi:l be used by tine applicant at the helistop. The helistop approach tracks are from the north and southwest a 175 degree and 40 degree true headings, respectively. Final approach copes for .botn approach tracks were modeled using default va!ues of 8 to 1. Departures are on tripsame path, but with opposite headings. The locations of the flig:nt tracks relative to the project site are shown in the Attachment. A rnax>mum of 2 arriva€s and 2 departures per day wit,, a maximum of 3 arrivais and 3 departures per week are forecasted for the 'nel'stop. All operations would occur during the daytime befiiveen 7am and 73m. -he arriva s and departures were assumed to be continuous over a 12 montli period and evenly d sir bated over 365 days ;per year. Figure 1 shoves the 65 and 60 dBA CNE- noise contours that would be generated by helistop operations in relation to the existing sand use and SNA noise contours. As shown in the figure, the future CN---'-, from Helirstop operations would be less than the CNEL generated by aircraft operations a- S`4A. Additionally, heUstop noise vvou,d be below the City, County and FAA noise standards or 65 dB CNEL for sensitive receptors. At +iMarinees Christian Sc,nool the existing CNEL from SENA airport operations is 62 d:3 C;N'=+_. Future helistop operations wou`d produce a CNEL of 45.1 dB a the school, aparoximataly 15 dB below existing airoor; noise levels. Norse generated 5y `u`•.ure he:istop operations would not result in signi-can' noise impacts at the pro:pc site and adjacent prooer<ies. CONCLUSION Analyses have been conducted to avaluate terse fiture noise level that Nioutd be generated by the Net Development Company lHelisrop. The ana"yses considered the helicopter type, forecasted daily operations, approach and departure tracks, and default operationa; profiles. Results of tree 111 modaUng indicated that the future CNEL generated by helistop operations would be below existing aircraft noise levels from SENA and would also comply with all City, County and applicable exterior C` LEL standards for noise sensitive receptor locations, Future -e<+stop noise levels would be 46.1 dB CNE.- : -at Mariner's Christian School and would be approximately 16, d3 below existing aircraft noise levels from SNA. In addition, future ,helicopter f'igent tracks would not pass over the school site. -Noise generated by future ;-ieCjstop operations wound not resua in significant noise impacts at tine pro,ect site and ad,�acent propert:es. August 24, 2011 _I54, 219.2 Business Center Drive, Suite 130 Irdne, CA 92612 877.595.9988 • Voice 877.395.9989 • Fax Net .Developmant Company Helastop Project in Costa Niesa, CA Please contact Mr. Robert Woo at 877-595-9988 if you have any questions regarding this report. Sincerely, A cous ncs GROUP, IN C. Robert Woo Principal Consul#ant August 24, 2011 —IVS A.COUST[CS _ 1102 3usiness Canter Drive, Suite t'30 Irvine, CA 92612 877.593.9988 - voice 877,593.9989• Fw Met DeveOoaM-Ont Company Hebstop Project in Costa rLlesa, CA yTr Ir V� -,4- • ' Y Mariner's ._ %Christian •' y s C,SOO L _ �� •� , �. ��.3�17'5 6 ;' r .220 Figure '. l3redioted Net Deve opment Company Helistop `,oise '_avels. August 24, 2011 fstp✓ PICU U!&_rf CS ' 2102 3usiness Center Drive, Suite 130 Wine, CA 92512 877.595.9988 - Voice 877.595.9989 . Fax August 24, 1011 Net Developmart Cornoan/,,V.gdj5Tc;pProjd.ctin Costa,N/esa, CA ATTAC 7WENT ALCOCJ STICS 1102 Business C•sn7er Drive, Suite 730 Inline, CA 92612 877.395.9988 •'/Oice 877.393.9989 • F3u